2022-05-16_item_4.11_approve_task_order_no._10_for_de_novo_planning_group_for_the_mossdale_landing_west_project

ITEM 4. 11

CITY MANAGER' S REPORT
MAY 16, 2022 CITY COUNCIL SPECIAL MEETING
ITEM: APPROVE TASK ORDER NO. 10 FOR DE NOVO

PLANNING GROUP TO PREPARE AN

ENVIRONMENTAL IMPACT REPORT FOR THE

MOSSDALE LANDING WEST PROJECT
RECOMMENDATION: Adopt a Resolution Approving Task Order No. 10 for De Novo Planning Group to Prepare an
Environmental Impact Report for the Mossdale
Landing West Project.

SUMMARY:

The applicant, Mr. Surjit Chahal, is proposing a General Plan Amendment, Rezone, Specific Plan Amendment, Urban Design Concept, Tentative Subdivision Map, Williamson Act Cancellation and Development Agreement for the proposed Mossdale Landing West Project. The proposed project is a low- density residential community that includes 829 single- family lots on a 169- acre site. The project will feature a 6. 2- acre park near the center of the subdivision and a 5. 5- acre linear park along the perimeter of the site adjacent to the San Joaquin River. The project site is located within the West Lathrop Specific Plan, bounded by Barbara Terry Boulevard to the north, River Islands Parkway to the south, and San Joaquin River to the west.

Given the scope of work and the expertise necessary to accomplish the task, staff is requesting approval of Task Order No. 10 for De Novo Planning Group to prepare the Environmental Impact Report ( EIR) for the project.

Staff has reviewed the Scope of Work and finds it to be appropriate, and requests the City Council approve Task Order No. 10. City staff will manage the contract which will be fully funded by the developer.

BACKGROUND:

In 1991, the City Council adopted the City of Lathrop General Plan, which included Stewart Tract and Mossdale Village. In 1996, the City Council further refined the vision and implementation policies contained within the General Plan for urban development of Stewart Tract and Mossdale Village with the adoption of the West Lathrop Specific Plan ( WLSP). The WLSP envisioned Mossdale Village as a predominantly traditional residential community with complementary retail and public uses with an emphasis on pedestrian access via a system of trails, linking parks, schools, and nearby commercial uses.

CITY MANAGER' S REPORT PAGE 2
MAY 16, 2022 CITY COUNCIL SPECIAL MEETING
TASK ORDER NO. 10 DE NOVO PLANNING GROUP
The proposed project is a low- density residential community that includes 829 singlefamily lots on a 169- acre site. The project will feature a 6. 2- acre park near the center of the subdivision and a 5. 5- acre linear park along the perimeter of the site adjacent to the San ] oaquin River. The linear park will tie into the linear parks already constructed in Mossdale and future connection to Stanford Crossing. The project will include new roads ( and will complete the connection between Spartan Way and Towne Centre Drive) which will be designed according to City standards. Various utilities such as sanitary sewer, water, and storm drain systems will be extended to serve the subdivision.

The project site is located within the West Lathrop Specific Plan, bounded by Barbara Terry Boulevard to the north, River Islands Parkway to the south, and San Joaquin River to the west.

In order to accommodate the development of the project, the applicant has applied for various project- level entitlements that includes the following:

1. General Plan Amendment

2. Rezone

2. Specific Plan Amendment

3. Urban Design Concept

3. Tentative Subdivision Map

4. Williamson Act Cancellation

5. Development Agreement
REASON FOR RECOMMENDATION:

On August 3, 2015, the City Council approved a Master Agreement with De Novo Planning Group for environmental related services. The Master Agreement allows work to be added with Task Orders approved by Council when necessary. The term of the Master Agreement is valid throughout the completion of Task Order No. 10, and is automatically renewed on July lst of each year unless the City cancels the agreement.

At staff' s request, De Novo Planning Group prepared and submitted a Scope of Work to prepare an EIR for the project ( exhibit to Attachment # 2). An EIR is an informational document intended to inform public decision- makers, responsible or interested agencies, and the general public of the potential environmental effects of a project, and where applicable, provide mitigation measures that can be implemented to reduce or avoid the potential adverse environmental effects.

De Novo Planning Group provides effective and reliable professional consulting services and is well qualified to prepare the necessary California Environmental Quality Act ( CEQA) documents for the proposed Mossdale Landing West Project.

CITY MANAGER' S REPORT PAGE 3
MAY 16, 2022 CITY COUNCIL SPECIAL MEETING
TASK ORDER NO. 10 DE NOVO PLANNING GROUP
FISCAL IMPACT:

The funds required for Task Order No. 10 will be fully funded by the applicant. The applicant will be required to execute a funding authorization and transfer the funds to the City before the Notice to Proceed is issued. The proposed contract amount of 248, 451 for time and materials, plus the City' s Administrative Fee of $ 15, 000, accounts for a combined total amount not to exceed $ 263, 451. Staff is requesting the City Council to approve a budget amendment as follows:

Fiscal Year 2021- 2022
Increase Revenue
1010- 2010- 371- 9000 263, 451
Increase Expense
1010- 2010- 420- 0100 263, 451
ATTACH M ENTS:

1. Resolution Approving Task Order No. 10 for De Novo Planning Group

2. Task Order No. 10 with De Novo Planning Group
CITY MANAGER' S REPORT PAGE 4
MAY 16, 2022 CITY COUNCIL SPECIAL MEETING
TASK ORDER NO. 10 DE NOVO PLANNING GROUP
APPROVALS:
z- ZZ
Ri Caguiat Da e
A sistant C munity Development Director
2 2oZ2—
Ma k M iss er Date
Community Deve opment Director
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Cari Jame5 Date
Director of inance
S- z
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Salvador Navarrete Date
City Attorney

Z ' Z Z
St n J. Salvatore Date
City Manager
RESOLUTION NO. 22-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LATHROP APPROVING TASK ORDER NO. 10 FOR DE NOVO PLANNING GROUP TO

PREPARE AN ENVIRONMENTAL IMPACT REPORT FOR THE MOSSDALE LANDING WEST PRO) ECT.

WHEREAS, the applicant, Mr. Surjit Chahal is proposing a General Plan Amendment, Rezone, Specific Plan Amendment, Urban Design Concept, Tentative Subdivision Map, Williamson Act Cancellation and Development Agreement for the proposed Mossdale Landing West Project; and
WHEREAS, in order to proceed with the project, the City needs to prepare the appropriate environmental documents to comply with the California Environmental Quality Act ( CEQA); and
WHEREAS, De Novo Planning Group has prepared and submitted a Scope of Work to prepare the Environmental Impact Report for the project; and WHEREAS, on August 3, 2015, the City of Lathrop entered into a Master Agreement with De Novo Planning Group to provide environmental services to the City; and
WHEREAS, pursuant to the Master Agreement, the City can add additional work with Task Orders approved by the City Council when necessary; and WHEREAS, Task Order No. 10 will be fully funded by the applicant pursuant to an executed Funding Authorization; and
WHEREAS, the proposed contract amount of $248, 451 for time and materials, plus the City' s Administrative Fee of $ 15, 000, accounts for a combined total amount not to exceed $ 263, 451.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Lathrop does hereby approve Task Order No. 10 with De Novo Planning Group to prepare an Environmental Impact Report for the Mossdale Landing West Project.

BE IT FURTHER RESOLVED, that the City Council of the City of Lathrop approves the following budget amendment for Fiscal Year 2021- 2022:

Increase Revenue
1010- 2010- 371- 9000 263, 451
Increase Expense
1010- 2010- 420- 0100 263, 451
Resolution No. 22-
The foregoing resolution was passed and adopted this 16th day of May 2022, by the following vote of the City Council, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sonny Dhaliwal, Mayor
ATTEST: APPROVED AS TO FORM:

Teresa Vargas, City Clerk Salvador Navarrete, City Attorney Resolution No. 22-

ATTACHMENT

CITY OF LATHROP
TASK ORDER NO. 10 PURSUANT TO

MASTER AGREEMENT FOR CONSULTING SERVICES
DATED AUGUST 3, 2015

DE NOVO PLANNING GROUP FOR

MOSSDALE WEST PROJECT ENVIRONMENTAL IMPACT REPORT
THIS TASK ORDER NO. 10, dated for convenience this 16th day of May 2022 is by and made and entered into by and between De Novo Planning Group CONSULTANT") and the CITY OF LATHROP, a California municipal corporation CITY");
RECITALS:

WHEREAS, on August 3, 2015, CONSULTANT entered into a Master Agreement AGREEMENT") with the CITY, by which the CONSULTANT has agreed to provide Professional Consulting Services for the City of Lathrop. The City Council authorized the execution of the AGREEMENT, pursuant to Resolution 15- 3966; and WHEREAS, at the request of CITY, CONSULTANT submitted the scope of work and fee estimate to prepare the Mossdale West Project Environmental Impact Report, and said fee estimate are attached hereto as Exhibit " A" and incorporated herein by reference.

NOW, THEREFORE, CONSULTANT and the CITY agree as follows:

AGREEMENT
1) Incorporation Of Master Aqreement
This Task Order hereby incorporates by reference all terms and conditions set forth in the Master Agreement for Consulting Services for this project, unless specifically modified by this Task Order.
2) Scope of Service
CONSULTANT agrees to prepare the Mossdale West Project
Environmental Impact Report in accordance with the scope of work and fee proposal provided in Exhibit " A". CONSULTANT agrees to diligently perform these services in accordance with the upmost standards of its profession and to the CITY' S satisfaction.

Page 1 of 3 ends

CITY OF LATHROP — CONSULTING SERVICES AGREEMENT
DE NOVO PLANNING GROUP FOR TASK ORDER NO. 10 — MOSSDALE WEST

PROJECT ENVIRONMENTAL IMPACT REPORT
3) Time Of Performance
CONSULTANT shall commence performance upon receipt of notice to proceed pursuant to section 5 and shall complete all required services by no later than June 30, 2023.
4) Compensation
CITY hereby agrees to pay CONSULTANT a sum not to exceed $ 248, 451 for time and material, for the preparation of the Mossdale West Project Environmental Impact Report as set forth in Exhibit " A". CONSULTANT shall be paid any uncontested sum due and payable within thirty ( 30) days of receipt of billings containing all information pursuant to Paragraph 5 of the Master Agreement. Compensation for any task must be equal to or less than the percentage of task complete. In no event shall CONSULTANT be entitled to compensation for work not included in Exhibit " A", unless a written change order or authorization describing the extra work and payment terms has been executed by CITY' s authorized representative prior to the commencement of the work.
5) Notice to Proceed
Prior to commencing work under this agreement, CONSULTANT shall receive a written "Notice to Proceed" from CITY. A Notice to Proceed shall not be issued until all necessary bonds and insurance have been received.

City shall not be obligated to pay CONSULTANT for any services prior to issuance of the Notice to Proceed.
6) Siqnatures
The individuals executing this Agreement represent and warrant that they have the right, power, legal capacity, and authority to enter into and to execute this Agreement on behalf of the respective legal entities of the CONSULTANT and the CITY. This agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.

Page 2 of 3 ends

CITY OF LATHROP — CONSULTING SERVICES AGREEMENT
DE NOVO PLANNING GROUP FOR TASK ORDER NO. 10 — MOSSDALE WEST

PROJECT ENVIRONMENTAL IMPACT REPORT
Approved as to Form: City of Lathrop
City Attorney
Z 7 ZozZ
Salvador Navarrete Date
Recommended for Approval: City of Lathrop
Community Development Director
Mark Meissner Date
Accepted By: City of Lathrop
390 Towne Centre Drive
Lathrop, CA 95330
Stephen J. Salvatore Date
City Manager
CONSULTANT: De Novo Planning Group
Steve McMurtry, Principal
1020 Suncast Lane Suite 106
EI Dorado Hills, CA 95762
Fed I D # 26- 2962235
Bus License # 20512
Signature Date
Print Name and title)

Page 3 of 3 ends

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De Novo Planning Group— Lathrop Mossdale West EIR Proposai

TABLE OF CONTENTS
PROJECT UNDERSTANDING 1 . a
Project Location 1 ',
Existing Conditions 1
Project Background 1 '
Approvals and Permits Required 3
COPE OF WORK AND APPROACH 3
Approach 3
Scope of Work 3

PROJECT SCHEDULE ZZ
BUDGET 23
De Novo Planning Group i
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ii De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal

PROJECT UNDERSTANDING

PROJECT LOCATIOIV
Mossdale West is within the West Lathrop Specific Plan ( WLSP) area in the City of Lathrop. The approximately 169- acre site is bounded by Barbara Terry Boulevard to the north, open space and an existing subdivision to the northeast, River Islands Parkway to the southeast, and the San Joaquin River to the west, north and south.

EXISTING CONDITIONS
The majority of the project site is currently undeveloped and is being actively farmed. There is a two- story structure and a one- story storage structure south of River Islands Parkway that will be removed in the future to develop the parkland dedication area. The project site is comprised of the following APNs:
191- 190- 010, 191- 190- 072, 191- 610- 020, 191- 610- 022, 191- 620- 590, and 191- 340- 030.

The parcels listed above are owned by WSBG Investments, LP ( WSBG), the project applicant, which surround parcels owned by the Reclamation District # 17 ( RD17). These areas were granted to RD17 by the previous owner of the property. The Mossdale West project will develop approximately 169 acres of the approximately 210. 1 acres that WSBG owns.

PROJECT BACKGROUND
Mossdale West is a 169- acre development that will include 830 single-family lots. Thirteen of these lots are located in the existing residential area southeast of River Islands Parkway along Trestle Point, Western Coach and the extension of Towne Centre Drive. There are four categories of minimum lot sizes on the site: 42' x80'/ 85', 45' x75', 50' x80' and 50' x100'.

Parks and Landscaping: The site will feature two park areas: a 6. 2- acre park near the center of the subdivision, and a 30' wide, 5. 5- acre linear park around the perimeter where the site is adjacent to the San Joaquin River. In addition, each major road right- of- way will include street trees, which will be a mixture of evergreen and deciduous varieties best suited to the climate, spaced 30- 40 feet on center. Every residential lot will have a minimum of one street tree. The park spaces will include street trees, accent trees, low water use shrubs and turf. Irrigation for the landscaping will be provided as follows:

Root watering systems for the trees,
Rotor/ rotary for turf, and
Point source for shrubs.

There is also a two- acre parkland dedication south of Towne Center Drive that may or may not be developed as a part of this project.

Roads and Utilities: The project will include newly constructed local roads, which will be designed according to City of lathrop standards with a 56' right- of-way. The one exception would Towne Center Drive, which will have a City standard 80' right- of- way width. Existing De Novo Planning Group 1
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Towne Centre Drive south of River Islands Parkway will be extended under River Islands Parkway and continue north through the Mossdale West site to Barbara Terry Boulevard. Full frontage improvements will be added to the extension south of River Islands Parkway. The scope of this project includes widening the existing River Islands Parkway and Barbara Terry Boulevard with full frontage improvements where they are adjacent to the site to the ultimate right- of-way widths of 156' and 45- 52' respectively.

Sanitary sewer, water and storm drain systems will be built in the rights- of-way of the proposed streets and will connect to nearby existing systems.

Discretionary Permit Application: This Project Description accompanies a Discretionary Permit Application for Mossdale West that incorporates the following entitlements:

A General Plan Amendment to update the City of Lathrop General Plan designation from LD to P and LD,
A rezone from REC RES- MV, CV- MV, P- MV, RL- MV to P- MV, RL- MV, An amendment to the West Lathrop Specific Plan to reflect the proposed Mossdale West project,
A vesting tentative map approval, and
An updated Urban Design Concept.

Land Uses: Figure VI- 1 of the WLSP, shows the project site as part of the fourth and final stage of development in Mossdale Village. Phase 4 was to include a total of 482 low density housing units, 173 of which would be marina housing, with a population of approximately 1, 562 people.

A four- acre Village Center and four acres of waterfront commercial were also planned for this phase of development along with parks, a 50- acre high school site and a road along the river' s edge.

The Mossdale West project proposes to update the land uses set forth in the WLSP. Instead of marina housing and waterfront commercial, the site will feature low density single- family homes and parks, which will increase the density to better meet the demand for housing. Table 1 describes the zoning and land use breakdown for the Mossdale West site.

Table 1 - Mossdale West Zoning and Land Use Concept
Zonin General Plan Desi nation ;. Land Use Acres' Units RL- MV One Family Residential Low Residential 150. 2 830 CV- MV Village Commercial Village Center
P- MV Public Park( Center of Site) 6. 2
P- MV Public High School
P- MV Public Parkland Dedication 2. 0
CW- MV Waterfront Resort Commercial Waterfront Commercial CW- MV Marina Marina( Water Only)
P- MV Public Riverfront Park 5. 5
RL- MV Undeveloped Area Undeveloped 38. 7
River Islands Parkway 7. 5
Subtotal 210. 1 830
2 De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal

APPROVALS AND PERMITS REQUIRED
The following is a list of approvals and permits that may be required to implement the Mossdale West Project:

City of Lathrop: w
o General Plan amendment approval,
o West Lathrop Specific Plan amendment approval,
o Urban Design Concept amendment approval,
o Vesting tentative map approval,
o Williamson Act cancellation,
o Approval of development agreement between the applicant and the City, o Improvement plan approval, and
o Project CEQA approvaL
Regional Water Quality Control Board
o Construction activity stormwater permit

SCOPE OF WORK AND APPROACH

APPROACH
The De Novo Team will prepare an Environmental Impact Report ( EIR) for the proposed project.

An EIR is an informational document intended to inform public decision- makers, responsible or interested agencies and the general public of the potential environmental effects of a project, and where applicable, provide mitigation measures that can be imptemented to reduce or avoid the potential adverse environmental effects.

While CEQA requires that major consideration be given to avoiding adverse environmental effects, the lead agency and other responsible public agencies must balance adverse environmental effects against other public objectives, including the economic and social benefits of a proposed project, in determining whether a proposed project should be approved.

A Project- level EIR is described in State CEQA Guidelines § 15161 as:

The most common type of EIR( whichJ examines the environmental impacts of a specific development project. This type of EIR should focus primarily on the changes in the environment that would result from the development project. The EIR shall examine all phases of the project including planning, construction, and operation.

SCOPE OF WORK

TASK A - PROJECT INITIATION
Within one week of project commencement, the De Novo team will meet with City Staff to discuss the following:

Refinement of project work scope and schedule,
De Novo Planning Group 3
C e E r P an n roup. ri, S MQ sdafc U1 st l R` ta r;
y
City preferences for point of contact, method of communication, meeting responsibilities, s E,,, project updates, etc.

Collection of relevant background documents ( adopted documents, reports, and studies), z
and
r.

F Project deliverables.
ai- w
P '! TASK B — PREPARE PRO) ECT DESCRIPTION
De Novo will prepare a detailed description including text and graphics utilizing the information provided by the applicant and applicant' s engineer. The project description will include a regional and local setting, project history and land uses, past ownership, objectives, characteristics, important project features including discretionary actions and entitlements, consistency with the General Plan and zoning designations, a list of responsible and other agencies expected to use the product document in decision making, and a list of approvals for which the product document wili be used. We will provide the draft project description to the City staff for review and comment. Upon receipt of comments from the City staff we will finalize the project description for use in the NOP/ Initiai Study as described in Task C, which will involve a second review of the Project Description along with the Initial Study.

TASK C - NOP INITIAL STUDY
De Novo will prepare an Initial Study and Notice of Preparation ( NOP) in an administrative draft form for City staff to review. Comments received will be incorporated into the Initial Study and Notice of Preparation for public circulation. After the document is " Screen Checked" by City staff, we will finalize the document. The public draft will be published and distributed with the proper notices to the State Clearinghouse. We will provide City staff with a copy to be filed by the City with the County Clerk, and a newspaper of regional circulation. The results of the Initial Study and NOP will be presented at a public scoping meeting in coordination with City staff.

The intent of the Initial Study/ NOP and public scoping meeting is to narrow the focus of the environmental analysis in the EIR to the most pertinent and relevant environmental issues. The Initial Study will review the following topics: Aesthetics, Agricultural Resources, Air Quality, Biological Resources, Cultural Resources, Energy, Greenhouse Gas Emissions, Hazards and Hazardous Materiais, Hydrology and Water Quality, Land Use Planning, Mineral Resources, Population, Public Services, Noise, Recreation, Traffic, Tribal Resources, and Utilities. Once the Initial Study is completed, we may find that the project will not have significant adverse impacts on certain topics and a cursory level of analysis is all that would be needed in the EIR for that particular topic. For other topics, we would require a full EIR analysis of the topic.

The Initial Study and Scoping Meeting will also serve as an opportunity to define and solidify the project aiternatives in a public forum. This will be an important step during this project task in an effort to streamline the Environmental Review process. We will review all available community information to assist in the development of up to four( 4) project alternatives to be addressed in the EIR.
4 De Novo Planning Group
De Novo Planning Group- Lathrop Mossdale West EIR Proposal De Novo will prepare a Notice of Preparation ( NOP) in an administrative draft form for City staff to review. Comments received from staff will be incorporated into the Final NOP, which De Novo will provide to the City in an electronic form for distribution. De Novo De Novo will present the results of the NOP at a public scoping meeting in coordination with City staff. a`.

Deliverables: One( 1J electronic copy of the Admin Draft NOP with appendices, in MS Word and PDF format. One( 1J electronic copy of the Final NOP with appendices, in MS Word and PDF format. s

TASK D - TECHNICAL STUDIES
The following discusses the individual technical studies that will be prepared for the project. In addition to those listed, we will prepare an Air Quality, Greenhouse Gas Emissions, and Energy Analysis that will be incorporated into the EIR, but is not intended to be a standalone document.

A Biological Analysis will also be prepared as an EIR section, and is not intended to be a standalone document. Lastly, any Engineering Studies, Calculations, and Drawings prepared by the applicant' s Engineers will be reviewed by our staff ( and the appropriate City Departments/ Staff) and incorporated into the EIR as appropriate.

CULTURAL RESOURCESSTUDY
The De Novo team includes Peak and Associates to prepare a Cultural Resources Study. The project involves the proposed residential development of a 169- acre project site, located on adjacent to the San Joaquin River at its junction with Old River. It lies at the west terminus of the former Johnson Ferry Road, in Lathrop, California. The project area contains a residential complex, with at least one older building. We assume the levee system has been recorded and evaluated for the River Islands Parkway project or other developments in the region.

To ensure that the proposed development will not occasion impact to significant cultural resources, the following scope of work is proposed:

1. A record search will be conducted for the project area and 0. 25- mile radius of the project area through the Central California lnformation Center of the California Historical Resources Information System to determine if there are previous surveys or recorded sites within or near the project site.

2. We will obtain a check of the Sacred Lands Files through the Native American Heritage Commission, and a list of names for SB 18 contacts for use by the City of Lathrop.

3. A field survey will be conducted of the project site of 169 acres, using complete coverage. The buildings in the complex at the southern end of the property will be photographed and recorded. Any other sites present will be field recorded and photographed. We assume the project proponent will complete all access arrangements for the field survey.

4. Archival research will be conducted on the history of the ownership and use of the property to prepare the historic context. Using the background research, an evaluation will be made of the residential complex under the criteria of the California Register of Historical Resources. A site form will be prepared for the building complex and any other sites present. All sites present may require additional measures to determine significance for the California Register of Historical Resources.

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5. The report will be prepared so as to meet CEQA guidelines, detailing the resuits of the record search, cultural background, field survey methods and results, site evaluations to the degree possible from surface evidence, conclusions and recommendations. Any site records for sites in the project area will be an appendix to the report. Additional measures may be needed such as trenching to determine if there are prehistoric sites in this very sensitive area.

NOISE STUDY
The De Novo team includes Saxelby Acoustics to prepare a Noise and Vibration Study. The following outlines the scope of work for this study:
1A. Existing Noise Environment:

Traffic Noise: Existing noise levels due to nearby transportation noise sources will be quantified. Saxelby Acoustics uses the Federal Highway Administration ( FHWA) traffic noise prediction model for the prediction of traffic noise levels. Direct inputs to the traffic model will include traffic data provided by the project traffic consultant, existing posted speed limits, truck count information, and 24- hour traffic split data collected by Saxelby Acoustics.

Community Noise Survey: Saxelby Acoustics will conduct a noise survey within the project site to quantify existing background noise levels. The noise survey will consist of short-term noise level measurements and continuous noise level measurements for a minimum period of 24- hours.
1B. Analysis of Transportation Noise Environment: Saxelby Acoustics will evaluate increased traffic noise levels at existing sensitive receptors in the project vicinity. This task will be perFormed using traffic volumes provided by the traffic engineer. We anticipate providing traffic noise levels for existing, existing plus project, cumulative, and cumulative plus project scenarios.

However, should additional scenarios be included in the traffic study, we will also evaluate those scenarios. We will also calculate exterior and interior traffic noise levels on the proposed residential uses. If necessary, we will evaluate any required exterior or interior noise control measures needed to achieve compliance with the City of Lathrop noise level standards. 1C. Analysis of Stationary Noise Environment: Saxelby Acoustics will provide an analysis of the noise and vibration impacts associated with construction of the project at existing sensitive receptors in the project vicinity. It is expected that this analysis will follow the assumptions used in the project air quality analysis.
1D. Report Preparation: Saxelby Acoustics will provide a draft report which details our findings, methodology, and noise reduction measures ( if required). The report will be prepared to meet the requirements of the City of Lathrop and CEQA. Saxelby Acoustics will provide the technical noise study in a generic technical format, or a De Novo specific format if preferred. 6 De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal ir:
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TRAFFIC STUDY
The following scope of work presents the work tasks that will be required to complete the Transportation Section of the Environmental Impact Report, including Vehicle Miles Traveled VMT) for CEQA, as well as the evaluation of local intersections. The traffic study to be prepared t t
by TJKM would be a part of the environmental analysis. The scope of services is as follows:

TJKM proposes to conduct a near-term and long term evaluation of nearby key intersections f" under a variety of scenarios. TJKM will first determine the existing conditions at proposed study intersections. Key intersections will include:

Golden Valley Parkway and Spartan
Golden Valley Parkway and Stanford Crossing Drive
Golden Valley Parkway and River Islands
Golden Valley Parkway and Town Center
River Island Parkway and McKee Blvd.

Barbara Terry Blvd. and McKee Blvd.

Barbara Terry Blvd. and Marsh Road
Barbara Terry Blvd. and Sierra Mar Road
Barbara Terry Blvd. and Towne Centre
River Islands Parkway and Street C
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Spartan Way/ Lathrop Road and I- 5 NB ramps
Spartan Way/ Lathrop Road and I- 5 SB ramps
River Islands Parkway and I- 5 NB ramps
River Islands Parkway and I- 5 SB ramps
The land use scenarios to be assumed for this study include:

Existing,
Existing plus W. Mossdale
Existing plus approved projects ( baseline),
Basetine plus W. Mossdale,
Cumulative; and
Cumulative plus W. Mossdale.

Because of the backlog of approved and pending projects in the area, it will be important to carefully define these scenarios with aii parties. Some of the proposed existing study locations have recent counts conducted for the City of Lathrop. TJKM proposes to use the projected 2020 peak hour volumes developed in the recent traffic volume study for existing volumes. The list of approved and pending projects will be obtained from the City.

TJKM will determine the site trip generation, trip distribution and trip assignment for W.

Mossdale. T1KM will determine appropriate mitigation measures for impacted intersections.

Other scope items of concern to be addressed include:

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Evaluate of pedestrian, bicycle, and transit operations 4 Determine Vehicle Miles Traveled ( VMT) in accordance with City of Lathrop adopted standards
Evaluate site circulation and parking
Other items identified by the City of Lathrop
It should be noted that the City currently or in the near future will be updating the General Plan and the Central Lathrop Specific Plan. We will utilize these documents as appropriate with permission.

OPTIONAL TASK - WATER SUPPLY ASSESSMENT
Based on the number of units to be developed, the proposed project calls for an 56 610 WSA.

This work may already be contracted with the Project Engineer, and we would anticipate utilizing the WSA prepared by the Project Engineer. However, in the event that this work is not available for our use in the EIR, we could add an optional task to the scope. The cost is generally between 20- 25K depending on several factors. Below is a typical scope of services from an engineering consultant ( West Yost) that we regularly use for this work. It is noted that this work is not reflected in our current budget.

1. Preparation of Water Supply Assessment: West Yost will calculate the estimated water demand for buildout of the Project based on land use- based water demand factors provided in the City' s UWMP. Only the buildout water demand will be calculated; no water demands for phasing of the Project will be calculated or evaluated by West Yost.

West Yost will then conduct an evaluation of available water supplies to meet the Project' s water demands. West Yost will use the City' s UWMP, as a basis for determining the available water supplies to meet the demands under normal, single dry, and multiple dry year conditions.

Based on the evaluation of supply availability, West Yost will identify whether the City has sufficient supplies and supply reliability to meet the water demand associated with the proposed Project. Because the proposed Project is within City' s planning area and outside the existing City limits, the proposed project will require annexation into the City limits. This proposed scope of services does assume that the City' s water supply will be extended to areas within the planning area outside the existing City limits as those areas are approved for development and annexed into the City.

West Yost will then prepare a WSA for the Project in accordance with the requirements of SB 610 as adopted in the California Water Code as Sections 10910- 10915.

The WSA will be based on the projected water demands for buildout of the Project; the assumed water supplies for the Project; Project information provided by the City and Project Applicant representatives; the City' s existing and future water supply and 8 De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal demand as documented in the City' s UWMP; other identified supplies if required; and other existing data to the extent available. It will be assumed that all Project water demands wi l be met through the City' s potable water system.

The work will include the following:

A description of the Project, including location, overall area, number of parcels, type of proposed development, if applicable;
A description of the total estimated water demand associated with buildout of the Project;
A description of the City' s current and future water supply and demand conditions, including supply entitlement and contractual amounts, supply reliability under varying hydrologic conditions, and existing and anticipated future water demands; A description of the potential water supply impacts of the Bay- Delta Plan Amendment;
A description of determinations as required by SB 610, including:
a. If the Project is subject to the requirements of the California Environmental Quality Act( CEQA),
b. If the Project meets the SB 610 definition of a project, c. Identification of the City as the responsible water system, and d. If the City' s UWMP includes the water demands for the proposed Project.

Preparation of a WSA for the Project that will include the following:
a. Identification of existing water supplies for the Project and demonstration that said supplies exist,
b. If inadequate supplies exist, identification of potential options to meet the water supply deficit,
c. Evaluation of the sufficiency and reliability of the proposed supply for the P roj ect,
d. Identification of any potential conflicts that may arise from the exercise of water supply entitlements required for the Project, and e. Proposed use and sufficiency of groundwater supplies ( based on existing available data and studies).

A determination of sufficiency of existing and future supply for the Project.

Results of the analysis described above will be documented in an Administrative Draft WSA Report for the Project, which will include the following: a description of the Project and the associated water demand; a description of the City' s existing and future water supply and De Novo Planning Group 9
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demand conditions; a description of determinations as required by SB 610; documentation of the WSA for the Project; and determination of sufficiency of existing and future supplies to meet the proposed demand of the Project. The Administrative Draft WSA Report will be provided to the City. Following receipt of consolidated, written comments from the City, West Yost will prepare a Draft WSA for City Council review and comment or adoption, and a final copy after City Council adoption, if needed.

TASK E — ADMINISTRATIVE DRAFT EIR
De Novo will prepare the project- level EIR for the project in an administrative draft form for City staff to review. The EIR will be intended to provide the information and environmental analysis necessary to assist public agency decision- makers in considering approval of the project.

The EIR will consider all potential environmental effects of the project to determine the level of significance and will analyze these potential effects to the detail necessary to make these determinations on significance. Each section will include GIS graphics and figures to create an easy to comprehend document that is user-friendly.

The EIR will consist of the following sections:

EXECUTIVE SUMMARY
This section will provide a concise description of the project, the potential areas of controversy, issues to be resolved, project alternatives, and a summary of impacts and mitigation measures.

The intent of this section is to provide the City and the public with a simple and easy to understand overview of the project and related issues, which will be analyzed and discussed much more thoroughly in the contents of the EIR.

INTRODUCTION
The Introduction will serve as an overview of the EIR, describing its purpose and relevant environmental review procedures, the document organization, and the methodology used.

PROJECT DESCRIPTION
The Project Description section will consist of a detailed description of the project ( See Task B), including the proposed actions, the project goals and objectives, and the relationship of the project to other regional plans and projects. This section will also present the City' s and other agency involvement in the project, and the use of the EIR by other agencies, including permits and approvals. This section will be consistent with the requirements of State CEQA Guidelines Section 15124.

De Novo will prepare the Project Description prior to including it in the Initial Study and Notice of Preparation. The Project Description will be provided in an administrative draft form for City staffto review. Comments received will be incorporated intothe revised Project Description and included in the Initial Study and Notice of Preparation. After the document is " Screen Checked" by City staff, we will finalize the Project Description for public release. 10 De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal

ENVIRONMENTAL SETTING, IMPACTS, AND MITIGATION MEASURES The Environmentai Setting, Impacts, and Mitigation Measures section will present a detailed discussion of each individual environmental topic. Each discussion will include the following:

An environmental setting and environmental baseline conditions ( including figures and GIS graphics);
The applicable local, state, and federal regulatory setting; The threshold of significance used for each impact determination; The methodology used for conducting the environmental analysis and making significance determinations;
An analysis of all identified direct and indirect impacts associated with project; An analysis of the cumulative impacts associated with the project; Identification of mitigation measures to reduce impacts; and A determination of the significance of each impact after mitigation.

De Novo will work closely with City staff to formulate the appropriate mitigation measure language and timing that is appropriate for inclusion in the EIR. Each EIR section will be organized concisely for ease of use and future reference.

AESTHETICS VISUAL RESOURCES
This section will identify applicable General Plan policies that protect the visual resources located along public roadways and surrounding land uses, and will also address the potential for the project to substantially impair the visual character of the project vicinity. The analysis will address the proposed design and landscaping plans developed by the applicant and provide a narrative description of the anticipated changes to the visual characteristics of the project area as a result of project implementation and the conversion of the existing on- site land uses to an urbanized use. If architectural renderings are available for the proposed project, we will compare and contract design elements to existing architecture and design standards in the city.

The analysis will also address potential impacts associated with light spillage onto adjacent properties during nighttime activities. This section of the EIR will provide a discussion of viewsheds, proximity to scenic roadways and scenic vistas, existing lighting standards, an impact analysis, and recommendations for mitigating potentially significant impacts. ( Note: Visual simulations are not included in this scope but can be added upon request.) This section will provide an analysis including the methodology, thresholds of significance, a consistency analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented to reduce impacts on aesthetics/ visual resources.

AGRICULTURAL RESOURCES
This section will describe the character ofthe region' s agricultural lands, including maps of prime farmlands, other important farmland classifications, and protected farmland ( including Williamson Act contracts). The County Agricultural Commissioner' s Office and the State De Novo Planning Group 11
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Department of Conservation will be consulted and their respective plans, policies, laws, and regulations affecting agricultural lands will be presented.

This section will provide an analysis including the methodology, thresholds of significance, project impact analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented to offset the loss of agricultural lands and Williamson Act t
r cancellations as a result of project implementation. We will review the General Plan and General Plan EIR, and note the City' s previous conclusions regarding the loss of agricultural land.

AIR QUALITY
The project site is located within the jurisdiction of the San Joaquin Valley Air Pollution Control District ( SJVAPCD). The project may result in short- term construction- related emissions and long- term operational emissions, primarily attributable to emissions from vehicle trips and from energy consumption by the residential uses. We will consult with the SJVAPCD regarding the project' s potential to cause impacts, and the applicability of the SJVAPCD' s Rules and Regulations. The Air Quality analysis will include the following:

Regional air quality and local air quality in the vicinity of the project site will be described.

Meteorological conditions in the vicinity of the project site that could affect air pollutant dispersal or transport will be described. Appiicable air quality regulatory framework, standards, and significance thresho ds will be discussed.

Short- term ( i. e., construction) increases in regional criteria air poitutants will be quantitatively assessed. The ARB- approved CaIEEMod computer model will be used to estimate regional mobile source and particulate matter emissions associated with the construction of the proposed project.

Long-term ( operational) increases in regional criteria air pollutants will be quantitatively assessed for area source, mobile sources, and stationary sources. The ARB- approved CaIEEMod computer model will be used to estimate emissions associated with the proposed project. Exposure to odorous or toxic air contaminants will be assessed through a screening method as recommended by the SIVAPC6.

Local mobile- source CO concentrations will be assessed through a CO screening method as recommended by the SJVAPCD. Mobile source CO concentrations are modeled for signalized intersections expected to operate at unacceptable levels of service ( i. e., LOS E or worse). If the screening method indicates that modeling is necessary, upon review of the traffic analysis, CO concentrations will be modeled using the Caltrans- approved CALINE4 computer model.

This section will provide an analysis including the methodology( to be verified by the San Joaquin Valley Air Pollution Control District prior to the analysis), threshoids of significance, a consistency analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented to reduce impacts on air quality. Greenhouse Gases and Climate Change will be addressed in a separate chapter. 12 De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal Note: We do not anticipate the need for a Health Risk Assessment based on the project characteristics and are knowledge of land uses in the vicinity. However, if one is needed, we can add an additional task to prepared this study.)

BIOLOGICAL RESOURCES
y€ De Novo will perform a biological resources assessment for the proposed project. This wil) include various biological database searches, including a search of the California Natural Diversity Database ( CNDDB), the California Native Plant Society' s Electronic Inventory, the California Wildlife- Habitat Relationships database, and the United States Fish and Wildlife Service' s list of special- status species with potential to occur in the region. A qualified biologist will perform a reconnaissance- level field survey of the project site to verify habitat conditions and the potential for presence of special status species or habitats. The timing of the biological survey may not coincide with the flowering season so the survey may not be considered a protocol level plant survey ( flowering season March- May). Because of the agricultural makeup of the site, protocol level surveys may not be warranted. A qualified biologist will field survey the project site for wetlands and other waters that are regulated under federal and state law.

We will map the potential wetlands on the site based on aerial mapping, soil survey mapping, and field verification. ( Note: We do not propose to process any permitting if any are required.

We can add permitting as an optional task if desired.) We anticipate that the project will ultimately seek coverage under the San Joaquin County Multi-Species Open Space and Conservation Plan as administered by the San Joaquin Council of Governments ( SJCOG). We will coordinate with the SJCOG to inform them of the project, the study that is to be performed under this task, and the outcome of the study. Any communications that we have with SJCOG staff will be relayed back to City staff to ensure all parties are informed.

This EIR section will present the regulatory setting, including a summary of all relevant federal, state, and local laws and regulations that apply to the protection of biological resources, and will provide an analysis including the methodology, thresholds of significance, and a summary of local biological resources, including descriptions and mapping of plant communities, the associated plant and wild ife species, and sensitive biological resources known to occur, or with the potential to occur in the project vicinity. The biological resources analysis will conclude with a consistency analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented in order to reduce impacts on biological resources and to ensure comptiance with the federal and state regulations.

CULTURAL AND TRIBAL RESOURCES
The De Novo Team includes Peak Associates, a cultural resources firm with exceptional local knowledge and experience. The scope of work includes the preparation of a cultural resources study, which will be incorporated into this section of the EIR. In addition, the Native American Consultation effort will be incorporated into this section.

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This EIR section will include a full discussion of any cultural, historical, and/ or tribal resources found during the site investigations and a comprehensive mitigation plan to address any x potentially significant impacts identified.

ENERGY
De Novo will prepare an Energy analysis pursuant to the requirements of CEQA. This will include s
an evaluation of the energy consumption ( electricity, oil, and naturai gas) and a review of the project related to the Title 24, Part 6 of the California Code of Regulations, known as the Building Energy Efficiency Standards ( Standards), including the CALGreen standards. In order to ensure that energy implications are considered in project decisions, Appendix F of the CEQA Guidelines requires that EIRs include a discussion of the potential energy impacts of proposed projects, with particular emphasis on avoiding or reducing inefficient, wasteful and unnecessary consumption of energy. The goal of conserving energy implies the wise and efficient use of energy.

Per Appendix G of the State CEQA Guidelines, the proposed project would result in a significant impact on energy use if it would result in potentiaily significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation; or conflict with or obstruct a state or local plan for renewable energy or energy efficiency.

GEOLOGY SOILS SE[ SMICITY
We will review published documents, geologic maps and other geological and geotechnical literature pertaining to the site and surrounding area to aid in evaluating geologic resources and geologic hazards that may be present. We will review documents provided by the project appiicant( s). Potentially useful documents may include geotechnical, geologic, and environmental reports, site plans, plot plans, and correspondence with regulatory agencies. We will review aerial photographs of the site to aid in evaluating geologic hazards that may be present. We will perform a site reconnaissance to observe the site and features of interest identified during the literature and air photo evaluations. We will prepare a geohazards evaluation to address soils, geology, and seismicity issues, and propose mitigations, as applicable, to address identified impacts.

The work for this section will include a description of the applicable regulatory setting, a description of the existing geologic and soils conditions on and around the project site, an evaluation of geologic hazards at the project site, a description of the nature and general characteristics of the subsurface conditions within the project site, and the provision of findings and potential mitigation strategies to address any geotechnical concerns or potential hazards. 14 De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal

GREENHOUSE GASES AND CLIMATE CHANGE
De Novo will prepare a Green House Gas Emissions analysis pursuant to the requirements of federal, state, regional, and local laws and regulations related to thresholds and methodology for this analysis. The analysis will follow the California Air Pollution Control Officers Association CAPCOA) white paper methodology and recommendations presented in Climate Change & CEQA, which was prepared in coordination with the California Air Resources Board and the Governor' s Office of Planning and Research as a common platform for public agencies to ensure that GHG emissions are appropriately considered and addressed under CEQA. This analysis will consider a regional approach toward determining whether GHG emissions are significant, and will present mitigation measures to reduce impacts. The discussion and analysis will include quantification of GHGs generated by the project using ARB- approved CaIEEMod computer model as well as a qualitative discussion of the project' s consistency with any applicable state and local plans to reduce the impacts of climate change. The De Novo team will work with City staff to implement a methodology and mitigation strategy that meets all legal requirements and is consistent with current City policies and preferences.

HAZARDS HAZARDOUS MATERIALS
The De Novo team will prepare an environmental hazards evaluation in accordance with accepted guidelines for the preparation of an EIR. The environmental hazards evaluation wifl include a review of hazardous site databases ( i. e. California Environmental Protection Agency' s Cal EPA) Cortese List, the Department of Toxic Substances Control Envirostor database, the State Water Resources Control Board Geotracker database, Cal- EPA' s CAL- SITES Abandoned Site Program Information System ( ASPIS) database, and others that are deemed relevant). We will perform a site reconnaissance to observe the site and areas of potential interest. Based on the findings in the evaluation, we will propose mitigations, as applicable, to address identified impacts. This section of the EIR will present the methodology, thresholds of significance, impact analysis, and a discussion of feasible mitigation measures that should be implemented to reduce impacts, as applicable.

Note: This scope does not include any soil or groundwater sampling, although that work can be added if necessary. Also this scope is for a CEQA- level hazards assessment, and is not a Phase 1 ESA which is necessary for financing and insurance purposes beyond CEQA.)

HYDROLOGY WATER QUALITY
We will utilize any storm drainage engineering work perFormed by the applicant' s engineer in the preparation of this section of the EIR. This section of the EIR will present the existing FEMA flood zones, levee protection improvements, reclamation districts, and risk of flooding on the project site and general vicinity. We will consult with the applicable reclamation district if De Novo Planning Group 15
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needed. We will review the drainage study/ calculations, and improvement plans prepared by the applicant' s engineer for the proposed project if available. We will summarize onsite hydrology and hydraulic calculations under existing and proposed conditions. Some of the specific items to be reviewed include: land use classification; acreage calculations; runoff coefficients; time of concentration; and methodology. Calculations will be reviewed for reasonableness and consistency with the site plan and with the City' s master plans.

We will also review the project plans and other existing information to evaluate the potential construction and operational impacts of the proposed project on water quality. We will describe the surFace drainage patterns of the project area and adjoining areas based on the drainage study/ calculations, and improvement plans; and identify surface water quality in the project area based on existing and available data. We will identify 303D listed impaired water bodies in the vicinity of the project site. Conformity of the proposed project to water quality regulations will also be discussed. Mitigation measures will be developed to incorporate Best Management Practices( BMPs), consistent with the requirements of the Central Valley Regional Water Quality Control Board ( CVRWQCB) to reduce the potential for site runoff.

LAND USE AND PLANNING
This section will include a detailed discussion of the project entitlements as it relates to the existing General Plan, Zoning Code, and other local regulations. We will discuss and map the existing and planned land uses and the character of the region. The local, regional, state, and federal jurisdictions potentially affected by the project will be identified, as well as their respective plans, policies, laws, and regulations( including zoning), and potentially sensitive land uses. We will evaluate the proposed project for consistency the General Plan, the Zoning Ordinance, and any other relevant planning document. Planned development and land use trends in the region will be identified based on currently available plans. Reasonably foreseeable future development projects within the region wi l be noted, and the potential land use impacts associated with the project will be presented.

MINERAL RESOURCES
This section of the EIR will include a detailed discussion of the mineral resources documented on the project site and in the vicinity, Mineral Resource Zone mapping, history of mining in the region and vicinity, and local, state, and federal policies related to mineral resources and mining. 16 be Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal This section will provide an analysis including the thresholds of significance, a consistency analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented.
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local knowledge and experience. The scope of work includes the preparation of a noise study, which will be incorporated into this section of the EIR.

This EIR section will include a full discussion of any existing noise environment, an analysis of stationary noise generated by the project. We will also conduct an analysis of the noise and vibration impacts associated with construction of the project at existing sensitive receptors in the project vicinity. This section will include a comprehensive mitigation plan to address any potentially significant impacts identified.

POPULATION AND HOUSING
This section will begin with a detailed discussion of existing population and housing trends within the city. Relevant policies related to the location and intensity of housing development and population growth will be summarized and addressed. We will utilize the Housing Element to identify housing supply, and future availability of housing within the City. Potential impacts related to the existing housing supply and the future availability of housing will be addressed.

This section will include population growth and housing unit forecasts associated with full buildout of the proposed project and General Plan.

PUBLIC SERVICES RECREATION
Implementation of the project has the potential to result in impacts to the public services/ recreation. Specifically, implementation of the project may result in a significant increase in demand for public services/ recreation in the project area and may result in level of service impacts to police, fire (including split jurisdiction), and emergency service providers, as well as park and open space facilities.

We will contact public service and recreation providers in order to determine existing service levels in the project areas. This will include documentation regarding existing staff levels, equipment and facilities, current service capacity, existing service boundaries, and planned service expansions. We will review master plans from such public service and recreation providers. We will describe City policies, programs, and standards associated with the provision of public services and recreation.

This section will provide an analysis including the methodology, thresholds of significance, a consistency analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented reduce impacts associated with public services and recreation.
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The De Novo Team includes TJKM, a traffic consulting firm with exceptional local knowledge and experience. The scope of work includes the preparation of a traffic, which will be incorporated into this section of the EIR.

The Traffic Report will include both a VMT analysis to comply with the requirements of SB 743 effective luly 1, 2020), and a LOS Analysis for compliance with General Plan policy. This work product will serve as the critical path for the project. The results of the traffic study will be incorporated into this section of the EIR.

UTILITIES AND SERVICES SYSTEMS
We understand that an engineer has been retained by the applicant to perform civil engineering for this project. We will utilize the engineering design/ calculations performed by the engineer in the preparation of this section of the EIR. This section will focus on wastewater, water, and storm drainage infrastructure, as well as other utilities ( i. e. solid waste, gas, electric, etc.) that are needed to serve the proposed project. It is noted that these topics are relevant to the Utilities Department and the appropriate level of coordination will be performed to confirm that the plans are acceptable and that the project description is accurate. This section will provide an analysis, including the methodology, thresholds of significance, a consistency analysis, cumulative impact analysis, and a discussion of feasible mitigation measures that should be implemented to reduce impacts associated with utilities and service systems. A brief description of the wastewater, storm drainage, and water are provided below.

Wastewater: We will analyze the impacts associated with on- site and off-site construction of the conveyance system, including temporary impacts associated with the construction phase.

We will present the proposed infrastructure as provided by the developer' s engineer. This will likely include a system of gravity pipes, pump station( s), and a forcemain( s). Lastly, we will discuss the disposal methods and location, including environmental impacts and permit requirements associated with disposal of treated wastewater. We will address the potential for the use of recycled water for irrigation to the extent allowed by the City' s Waste Discharge Permit issued by the RWQCB.

Storm Drain: We will analyze the impacts associated with on- site and off- site construction of the storm drainage system, including temporary impacts associated with the construction phase. We will identify permit requirements and mitigations needed to minimize and/ or avoid impacts. We will present the proposed infrastructure as provided by the developer' s engineer.

We will review the proposed system for consistency with the City' s Master Storm Drain Plan.

This section will include some information that will also be presented in the hydrology and water quality section of the EIR ( i. e. flood hazards), although the focus of this section will be on the environmental impacts associated with the system.

Water Supply: The size of the project warrants an SB 610 Water Supply Assessment ( WSA). We have included an optional task to prepare a WSA, which is described in a separate task. 18 De Novo Planning Group
De Novo Planning Group— Lathrop Mossdale West EIR Proposal Otherwise, we wouid anticipate that the Project Engineer would provide a WSA. Results of the WSA will be documented in an Administrative Draft WSA Report for the Project, which will include the following: a description of the Project and the associated water demand; a description of the City' s existing and future water supply and demand conditions; a description of determinations as required by SB 610; documentation of the WSA for the Project; and determination of sufficiency of existing and future supplies to meet the proposed demand of the Project. The WSA will be the basis for this section.

WILDFIRES
De Novo will evaluate the proposed project for wildlife fire impacts. This will include a review of the project for the potential to expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post- fire slope instability, or drainage changes. We will determine if there is a slope, prevailing winds, or other factors, that might exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire. We will evaluate the potential for the project to substantially impair an adopted emergency response plan or emergency evacuation plan. Lastly, we will evaluate the project to determine if it will require the installation or maintenance of associated infrastructure ( such as roads, fuel breaks, emergency water sources, power (ines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

CUMULATIVE IMPACT SUMMARY
De Novo will analyze the environmental impacts of the project when viewed in combination with other known, approved, or reasonably foreseeable projects in the region. The cumulative analysis will address each topic covered in the environmental analysis and will identify appropriate mitigation measures for any significant impacts identified. This cumulative analysis will be based on a list of known projects in the region as well as forecasts.

ALTERNATIVES
De Novo will coordinate with City staff to formulate up to four( 4) alternatives for analysis in the EIR as required by the CEQA Guidelines. Our efforts will result in an EIR that will include an examination of a range of reasonable alternatives that could feasibly achieve the basic objectives of the project.

The CEQA Guidelines require that a " No Project" alternative be analyzed among the range of alternatives. An alternative location must also be analyzed unless it is determined by the lead agency that a feasible alternative location does not exist. If the lead agency determines that an alternative location does not exist, it must disclose the reasons for this conclusion in the EIR.

De Novo Planning Group 19
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The alternatives section wiil provide a description and comparison of the alternatives. Finally, an environmental superior alternative will be selected. From our experience with similar EIRs, we will provide suggested alternatives for City staff to consider. Once the alternatives are initially formulated, they wili be presented at the public scoping meeting and refined based on public input. (Note: We do not anticipate the need to analyze the alternatives at an equal level to the proposed project.)

OTHER CEQA REQUIREMENTS
The section will inciude the other required CEQA sections including issues previously determined to be less than significant, growth- inducing impacts, significant irreversible environmental effects, and a summary of significant and unavoidable impacts.

REPORT PREPARERS AND REFERENCES
This section will provide a list of all persons, agencies, and references used to prepare the EIR.

Deliverables: Five( 5J copies of the Admin Draft EIR, with appendices; one( 1J electronic copy.

TASK F - PUBLIC DRAFT EIR AND NOTICE OF COMPLETION
Comments received from City staff regarding the Administrative Draft EIR will be incorporated into the Draft EIR for public circulation. De Novo will generate a " Screen- check" Draft EtR for a final staff review before we produce the document for public review. After the document is finalized, we will publish the document and distribute it with the proper notices ( Notice of Completion) to the State Clearinghouse, the County Clerk ( Notice of Availability), and a newspaper of regional circulation ( Notice of Availability). Additional press releases can be accommodated at the request of City staff.

Deliverables: Five ( SJ copies of the Draft E/ R with appendices. We will file with the SCH, and the City will distribute locally. Additional copies will be$ 75 per EIR.

TASK G - ATTENDANCE AT PUBLIC MEETINGS FOR DEIR
De Novo will attend up to two ( 2) public meetings for the DEIR.

TASK H - ADMINISTRATIVE FINAL EIR
Upon completion of the public review period De Novo will coordinate with City staff and prepare a written response to the public comments, and where necessary the appropriate revisions will be made to the EIR text. Any additional text will be marked in underline format and any deleted text will be marked in« format. All responses will be prepared pursuant to Section 15088 of the State CEQA Guidelines and provided to Stockton staff for review.

We anticipate 20 or fewer comment letters, two to three pages in length. Excessively long comment letters, or those that are complicated and require a significant effort and/ or additional analysis to respond to are considered outside the scope of work and cost estimate.

Deliverables: Five( SJ copies of the first administrative Final EIR. 20 De Novo Planning Group
De Novo Planning Group- Lathrop Mossdale West EIR Proposal TAsx I - FtNA[. EIR AtvD MMRP
Comments received from City staff regarding the Administrative Draft Final EIR will be incorporated into the Final EIR for public circulation. De Novo will generate a " Screen- check" Final EIR for a final staff review before we produce the document for public review. After the document is finalized, we will product the document and deliver it to the City for distribution.

This task will also include the preparation of a Mitigation Monitoring and Reporting Program MMRP) pursuant to Section 21081. 6 ofthe Public Resources Code. The MMRP will consolidate information contained in the environmental analysis, including the specific mitigation measure, the party responsible for implementation, the party responsible for monitoring, the time frame for implementation, and a section for confirmation of implementation.

Deliverables: Five( 5J copies of the Final EIR, with the Mitigation Monitoring and Reporting Program included. Additional distribution beyond the five provided in this scope will be$ 75 per E/ R.

TASK J - FINDINGS OF FACT OVERRIDING CONSIDERATIONS
De Novo will prepare the required CEQA Findings of Fact and Statement of Overriding Considerations pursuant to requirements of Sections 15091 and 15093 of the State CEQA Guidelines. These findings shall be prepared using Stockton' s format and will be provided to City staff for an administrative review. Comments received from staff regarding the Administrative Findings will be incorporated into a final version of the Findings for use by the City at the public hearings.

Deliverables: One five( 5J copies of the first admin findings. One five (5J copies of the final findings.

TASK K - ATTENDANCE AT PLANNING COMM( SSION CITY COUNCIL MEETINGS De Novo will attend up to two ( 2) public hearings, which includes a Planning Commission and City Council hearing. De Novo will be responsible for preparing any exhibits that may be necessary for display at these meetings, presentations, and responses to public comment. We anticipate that the Project Manager will be required for each meeting. Technical support from other members may be required on occasion and will be accommodated as necessary.

TASK L- NOTICE OF DETERMINATION
Upon certification of the EIR De Novo will prepare a Notice of Determination for filing with the State Clearinghouse. The applicant will be responsible for paying the CDFW filing fees, which are approximately$ 3, 445. 25, but are anticipated to increase on January 1, 2022. The applicant will also be responsible for paying the Clerk fee, which is$ 50.

Deliverables: One( 1 J electronic copy of the NOD.

De Novo Planning Group 21
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PROJECT SCHEDULE
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Task A antl B— roject tn tiat'ion and'Project bescrip#ion Notice to Proceed 1- Jun- 22 1- Jun- 22
Kickoff Call 7 1- Jun- 22 8- Jun- 22
Draft Project Description 14 8- Jun- 22 22- Jun- 22
Staff Administrative Review 14 22-Jun- 22 6-Ju1- 22
Prepare Revised Project Description 7 6- Ju1- 22 13- Ju1- 22 Task G— IVtJP
NOP 14 1- Jun- 22 15- Jun- 22
Staff Administrative Review 14 15- Jun- 22 29- Jun- 22
Complete Public NOP 7 29- Jun- 22 6- Ju1- 22
Staff Screencheck Review 7 6-Ju1- 22 13- Ju1- 22
Statutory 30- day Public Review Period 30 13- Ju1- 22 12-Aug- 22 Public Scoping Meeting 1 TBD TBD
Task U nd E— T rh Repo ts and# d in pra i EIR
Cultural Report 75 1- Jun- 22 15- Aug- 22
Noise Report( Requires Traffic Data) 75 1- Jun- 22 15- Aug- 22 Traffic Report 120 1- 1un- 22 29- Sep- 22
Staff Administrative Review of Tech Report 14 29-Sep- 22 13- Oct- 22 Administrative Draft EIR 120 1- Jun- 22 29- Sep- 22
Staff Administrative Review of Draft EIR 14 29-Sep- 22 13- Oct- 22 Task— f i blic Draft EIR/ NUC
Screen- check Draft EIR 21 13- Oct- 22 3- Nov- 22
Staff Screencheck Review of Draft EIR 14 3- Nov-22 17-Nov-22 Complete Public Draft EIR 14 17- Nov- 22 1- Dec- 22
Statutory 45-day Public Review Period 45 1- Dec- 22 IS-Jan- 23 Task G—/ 4dmir Fina1 EIR
Complete Administrative Final EIR 21 15- Jan- 23 5- Feb- 23 Staff Administrative Review 14 5- Feb- 23 19- Feb- 23
Task H— Finat EIR and MMRP
Screen- check Final EIR and MMRP 7 19- Feb- 23 26- Feb- 23 Staff Screen check Review of Final EIR 14 26-Feb- 23 12-Mar-23 Complete Final EIR and MMRP 2 26- Feb- 23 28- Feb- 23
Send Final EIR to all Commentors 2 28- Feb- 23 2- Mar- 23 Task 1— indings of Fact/ flverriding Considera#ions
Admin Findings/ Overriding Considerations 7 2- Mar- 23 9- Mar- 23 Staff Review Findings/ Overriding Considerations 7 9- Mar-23 16- Mar- 23 Complete Findings/ Overriding Considerations 7 16- Mar- 23 23- Mar- 23 Task J— i wbtit Hearings for Draft EtR
Public Hearing 10 23- Mar- 23 2- Apr- 23
task K— tV t ce of[ letermination
File NOD with SCH/ County Clerk S 2- Apr- 23 7- Apr- 23 22 De Novo Planning Group
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Lathrop City CouncilMay 16, 2022

Lathrop City Council
May 16, 2022